Property for Sale in Indonesia

Property in Indonesia on INTRIC runs from USD 319K to USD 1.28M, in Bali and Jakarta. Prices are the sellers' own, in the listing's currency, and change as listings are added.

Yes, but not freehold land: the strongest title, Hak Milik, is for Indonesian citizens only. A foreigner can hold an apartment or house on Hak Pakai, a right to use, if they have a stay permit (KITAS or KITAP), or lease land. Minimum purchase prices apply by province and type. Using an Indonesian nominee is unsafe.

The buyer pays acquisition duty (BPHTB) of 5% of the price, or the government assessed value if higher, after a small exempt amount. The seller pays 2.5% income tax on the sale. There is an annual land and building tax (PBB), and a deed official (PPAT) handles the transfer. Always use one.

Hak Pakai gives a registered title of 30 years, extendable to 80 in total, which can be sold or inherited, but needs a KITAS or KITAP. Leasehold (Hak Sewa) needs no stay permit and is the most common choice for Bali villas, usually 25 to 30 years with notarised renewal terms. Check the renewal clauses carefully.

In practice no. Banks such as BCA, Mandiri and BNI lend to foreigners only if they hold a KITAS or KITAP and have Indonesian income, usually up to 50% to 60% of the price at higher rates. Nearly all overseas buyers pay in cash or use the developer's instalment plan, often 30% to 50% down.

Demand is strongest in Bali, around Canggu, Seminyak and Uluwatu, and in Jakarta. Gross yields run about 8% to 12% for Bali short lets and 5% to 7% for Jakarta apartments. You never own the land outright, and lease value falls as the term runs down, so check the remaining years. Capital at risk.

No. Owning property gives no visa. The Second Home Visa, for those with about IDR 2 billion (roughly $125,000) in savings or property, allows a stay of 5 to 10 years without work rights. A Golden Visa also exists, with investment thresholds that are separate from buying a home.